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HomeMy WebLinkAboutB05-0016 ConstructionI . SHAW CONSTRUCTION THE ARRABELLE AT VAIL SQUARE ICE RINK AND POCKET PARK WORK AFTER TCO PLAN Rock Resorts wants to begin use of The Arrabelle at Vail Square ice skating on December 28, 2007. In order to use the ice rink, the surface must me cleared of snow and ice and cleaned five days prior to use. The removable rails and trench drain grates must also be installed prior to the ice rink being used. In agreement with Charlie Davis, the Chief Building Official of the Town of Vail, Shaw Construction has agreed that no exterior work will occur at The Arrabelle Square after receipt of a Temporary Certificate of Occupancy (TCO) until a plan for the work has been reviewed and approved by Charlie Davis. Below is the plan for the completion of the ice skating rink work. On Friday, December 21, 2007, in the afternoon, Shaw Construction will begin removing snow, ice, and debris from the ice skating rink surface. To remove the snow and ice, Shaw will be using a power washer to melt the snow and ice and to clean the concrete surface. This will be completed on Saturday, December 22, 2007. This work will all be contained within the ice skating rink itself and will not impact pedestrians or the public. A shop vacuum will be used to capture the majority of the water form the power washer. All water from the power washer not captured by the shop vacuum will be captured in the trench drain which runs the perimeter of the ice skating rink. The removable rails at the perimeter of the ice skating also need to be installed after receipt of the TCO. The rails will be delivered on Wednesday, December 26, 2007. The rails will be delivered to the loading dock and will be carried by hand up to the ice skating. No equipment will be used on the plaza to carry the rails to the rink or to install the rails. As these are removable rails, they will be set by hand and nothing more than hand tools will be used to install the rails. The rails will be set in place on Wednesday, December 26, 2007 and Thursday, December 27, 2007. This work will occur immediately adjacent to the ice skating rink and will not interfere with the public. The trench drain grates will be delivered and installed during this time period also. The grates will be delivered to the loading dock and then hand carried and set in place by hand in the trench. This work will occur immediately adjacent to the ice skating rink and will not interfere with the public. The last item included in this current work plan is the painting of the temporary barriers at the pocket park, North of the ice skating rink. The temporary barriers are constructed out of framed plywood. These barriers are to be painted, but with the current snowfall they cannot be painted until the weather allows. These barriers will all be painted by brush and roller. No mechanical sprayers will be used. The paint used will be latex based. The painters will be standing in the public right -of -way, but there will be ample room for pedestrians to pass by the painters. The Arrabelle at Vail Square 4; FINAL lonstruction Completion And Im LCa Building Turnover Plan bs, October 17, 2007 Introduction The central location of The Arrabelle at Vail Square relative to the operation of the Town of Vail and Vail Mountain along with the mixed use nature of The Arrabelle at Vail Square makes the turn over of the building challenging for the Town of Vail Staff, for the end users of the building and for the project team. With this in mind, The Town of Vail Staff and The Arrabelle's project team have agreed to create a collaborative plan in advance of the beginning of the turn over, move in, commissioning and occupancy process. The purpose of this document is to create a winning environment for the stakeholders on the project during what is normally a very stressful and confusing time period on any development project. The winners must include the end users /guests of the resort, the operators of the building and the resort, the Town of Vail and the project team. In order to create such a winning environment, the following real necessities must be acknowledged and balanced: • The Safety of the public /guest, the operators of the facility and the construction staff. • The codes and regulations that govern The Town of Vail. • Resort guest service • The excellent operation of the building's functions. • The excellent operation of the adjacent portal to Vail Mountain. • The excellent operation of The Town of Vail. • The agreements made by all parties /stakeholders in the project. • The sequence of construction. • The needs of the active construction areas during turn over and operation of the building /resort. Saying that we will work collaboratively means that we acknowledge that the needs identified above create complexity for all parties. Our collaboration acknowledges that there will be conflict between some of the necessities listed above. To date on this project, the town, the resort operators and the project team have worked diligently to focus on finding solutions to the inherent conflicts rather than '"going to battle" over the conflicts. With that spirit of collaboration as a backdrop, the Town of Vail staff and the project team have initiated a series of ongoing meetings with the following goals: 12/13/2007 Final r The Arrabelle at Vail Square Completion And Turnover Plan Create this document that will evolve as the project evolves. Maintain an open dialogue well before the critical turn over, commissioning, move in and occupancy dates. Acknowledge and honor the needs of the town, the resort, the building operators and the project team. Basic Ground Rules While each of the uses of the building will have their own specific needs and will trigger specific requirements, there are some basic "rules of the road" that we all must acknowledge relative to the transition from construction site to operating facility. These ground rules include: • The Owner (VRDC), the Construction team, The Design team, and the Town of Vail will meet at least monthly (more frequently as project realities require) • Active construction must be adequately separated from operating spaces — this will adjust as areas are completed and Temporary Certificates of Occupancy obtained. • Staging areas must be organized, safe, clean and clearly separated from operating spaces. • We must always have an agreed parking and staging plan at each stage of turn over (adjusting as completion, turnover and resort needs evolve) • When an area is turned over, the entire floor plate for that area must have completely functional fire /life safety systems. 10/17/07 Final 2 r The Arrabelle at Vail Square ) a� Completion And Turnover Plan Completion Dates The follo ing are the scheduled completion and turnover dates: Date Building Area Use Comment 8/1/07 A P111 — Chop House Tenant Build Out 8/1/07 D P170 — Blue Moose Tenant Build Out 8/20/07 A Level 1 Retail Tenant Build Out 8/20/07 C Levels 1 & 2 Retail Tenant Build Out 8/20/07 D Levels 1 & 2 Retail Tenant Build Out 12/3/07 A, B, C, D Level G1 complete TCO 12/3/07 A, B, C, D Level G2 complete TCO 12/3/07 A Level G2 Gondola Tunnel TCO 12/3/07 A Level 1 complete TCO 12/3/07 B Level 1 Hotel Lobby TCO 12/15/07 B Level 1 Restaurant / Kitchen / Bar TCO All systems in the kitchen and restaurant must be complete and inspected prior to receiving a TCO for the building on 12/3/07 12/3/07 C Level 1 Entrance to Grand Stair TCO 1/31/08 C Level 1 Spa, Fitness Room, Ski Club Locker Room TCO 12/3/07 D Level 1 complete TCO 12/3/07 B/C Level 2 residential complete TCO 12/15/07 B Level 2 Great Room TCO 12/3/07 B/C Level 3 complete TCO 12/3/07 B/C Level 4 complete TCO 12/3/07 D Level 2 Retail TCO 1/18/08 B/C Level TCO 8/1/08 C Level 5 unit 543/544 TCO 4/15/08 B/C Level 6 complete TCO 4/29/08 C Level 7 complete TCO 6/23/08 D Level 2 Residential TCO 2/26/08 A Level 2 complete TCO 10/17/07 Final IF The Arrabelle at Vail Square Completion And Turnover Plan 3/13/08 A/D Level 3 complete TCO 5/20/08 A/D Level 4 complete TCO 6/10/08 A/D Level 5 complete TCO 6/18/08 A/D Level 6 complete TCO 6/23/08 D Level 7 complete TCO 12/3/07 A Exterior TCO East & South balcony work to complete after TCO; some balcony work due to structural repairs to occurspring '08 12/3/07 B Exterior TCO some balcony work due to structural repairs to occur s rin '08 12/3/07 C Exterior TCO some balcony work due to structural repairs to occur spring '08 12/3/07 D Exterior TCO some balcony work due to structural repairs to occur s rin '08 12/3/07 Streetscape TCO Some work at Landmark not complete until s rin '08 12/3/07 Plaza TCO Work at skier yard, beachfront, Garfiinkle's ramp, and Sundial Plaza to Landmark not complete until s rin '08 Initial TCO Date is December 3, 2007 • Hotel Operations • No Vail Resorts employees will move into or operate out of the building until after the initial TCO is obtained. • Before the TCO is obtained, any Owner supplied permanent fixtures will be installed by Owners employees and /or contractors. • Before TCO is obtained, furniture, furnishings, and other equipment will be installed by Owners employees and /or contractors. This work must be controlled by Shaw Construction and all furniture, furnishings, and other equipment must allow for all final inspections to be conducted unimpeded. • Life Safety o At the time the initial TCO is obtained, the Fire Alarm and Fire Sprinkler systems for all areas requesting the TCO will be complete. These systems will also be complete on the floor immediately above the areas requesting the TCO. ■ The areas with completed systems on December 3, 2007, will be G2, G1, Level 1 in Buildings A, B, C, and D, Level 2 in Buildings A 10/17/07 Final 4 t The Arrabelle at Vail Square Completion And Turnover Plan 10/17/07 and D, Level 3 in Building D will have temporary free -air cable with the permanent system in progress, and Levels 2, 3, and 4 in Buildings B and C. o All areas still under construction will be protected as follows: • Automatic sprinklers with the flow switch connected to the fire alarm system. • Temporary thermal detectors at the rate of one (1) device per 2500sf in the corridors and multiple devices in units as Speicified by TOV Fire Marshal. All tied into the fire alarm system. • Where needed, temporary free -wired plenum cable will be used for the temporary heat detectors and will be daisy - chained together. • The permanent double - action pull stations will be installed on each floor still under construction although they may be temporarily wired until the permanent fire alarm system on that floor is installed. The pull stations will be tied to temporary horns on the floors under construction and to the fire alarm system on the completed floors. • The pull stations will be programmed for notification to remain in the B/C Building or A/D Building. (Permanent notification programming needs to be planned by Mike McGee, Steve Rondinelli, and VRDC.) • All Gondola Tunnel work including smoke control, fire sprinklers, and fire alarm will be complete and a TCO for the tunnel obtained on December 3, 2007. • All building fire separation such as stairwell doors, corridor doors, and separation between the occupied areas and the adjacent non - finished areas will be in place and maintained during the commissioning and turnover period. • A temporary wall and door will be install at the West end of the third floor pedestrian bridge at Building C. This wall and door will be kept in place to prevent hotel guests from entering the bridge and the construction activities on Building D Level 3 from the occupied Building C. • Stairwells will be completed in full including all smoke management systems. ■ To transport construction materials to the floors still under construction, Shaw will have exclusive use of Elevator #10 For Buildings B and C and will use Freight Elevator #16 as needed for larger materials for B and C (this elevator is not used by guests), and will have exclusive use of Elevator #8 For Buildings A and D. All appropriate elevator inspection approvals will be obtained. Final 5 The Arrabelle at Vail Square Completion And Turnover Plan ■ Stairwells will not be used to transport construction materials to floors still under construction. • Standpipes will be in place and fully operational throughout the building. • The emergency power - generator set will be complete and capable of supplying standby and emergency power to the emergency systems as required by the building and fire code. • The Emergency Radio Communication System will be completed and tested before application for the TCO. This is a passive reradiating system as required by the TOV Ordinances. • All signage including Stairway, Elevator Lobby, and Directional Signage will be in place throughout the occupied areas. • Storage and Handling of Flammable and Combustible Materials ■ Combustible debris will not be accumulated within the building. Combustible debris, rubbish, and waste materials will be removed from the building daily. No temporary heating devices, gasoline powered motor equipment, smoking, cutting and welding, or the use of flame producing or open -flame equipment (except as noted herein) will be permitted in the building. Any required hot work after receipt of the TCO will be in accordance with the fire code. In addition, a fire watch over the entire hot work area will be provided during hot work activities and will continue for a minimum of 30 minutes after the conclusion of the work. ■ The use, storage, and dispensing of flammable and combustible liquids shall be in accordance with the fire code. o After the TCO is obtained, as each remaining level is completed, the building systems and fire alarm will be tested within the confines of that level only and a TCO obtained for that level. At the completion of all construction, all building systems and the fire alarm system will be tested in their entirety as complete systems and a Certificate of Occupancy obtained. o Shaw will develop an impairment plan for any overhead work, such as balconies, which is not complete when the TCO is obtained. This plan will include required protection of all egress and entry paths and the public way. Retail Space Construction o Shaw Construction will complete its scope of work of providing a "white box" to be turned over to the tenant improvement contractors for build out of the retail spaces. ■ All permits must be cleared for the retail spaces before Shaw turns them over to the tenant finish contractors: Final inspections must be obtained by each trade for Fire Sprinklers, Fire Alarm, Electrical, 10/17/07 Final 6 The Arrabelle at Vail Square Completion And Turnover Plan Plumbing and HVAC. Shaw is then to call for a final "white box" inspection for that room. • The fire sprinklers within each retail space will be completed and pressure tested before turnover. o All -State Fire Protection is to obtain and use the "Above Ground Materials Test Form ". • For any retail areas to be turned over the entire floor in which the retail space resides will be completed and pressure tested. • Isolation valves will be installed to separate the retail spaces on a given floor of a building from the remainder of that floor. Each of the isolation valves will be monitored by the fire alarm system. The valves and monitoring will not be in place when the "white boxes" are turned over for build out, but will be in place for the TCO. All -State will install the valves. o All -State designed and engineered the fire sprinkler system and therefore owns the design. Due to the fact the tenant finish contractors are modifying All - State's design, each tenant finish contractor must use All -State to review and approve its sprinkler design and will pay All -State for this service. All tenant finish contractors will also use All -State for installation. • The fire alarm system within each retail space will be installed complete with all devices, conduit, wire, and connections but will not be energized or on -line before turnover. • B &B Electric will OHM out the fire alarm system in the retail areas and record it and will obtain NFPA72 Certification for these areas before turnover to tenant finish contractors. • Each tenant finish contractor can hire other fire alarm installers to complete the work within its retail space. Each contractor must hire CSWC to design and engineer the fire alarm in its space or if they have already obtained a fire alarm design from another firm they must hire CSWC to review and approve that design. Electrical: Each tenant finish contractor will obtain its own meter set. B &B Electric will then obtain its final electrical inspection. In two retail spaces the tenant finish contractors need to install step down transformers and line voltage 10/17/07 Final 7 The Arrabelle at Vail Square Completion And Turnover Plan panels. B &B will then connect the receptacles to the panels and call for a final inspection. • All plumbing and HVAC systems promised to tenants will be installed before the spaces are turned over for build out. A punchlist will be performed on the systems including the Fan Coil Units. After the tenants obtain permanent electricity, the FCUs will be tested for operation. Balance reports for the FCUs will not be obtained before "white box" turnover, but will be completed before the December 3, 2007, TCO date. o VRDC and Tenants requirements ■ All retail space fire alarm and fire sprinklers must be complete by the tenant finish contractors in order to obtain the December 3rd TCO. • If the retail spaces life safety systems are complete but the retail spaces themselves are not complete, the TCO can still be obtained but this may require installing some temporary devices or systems to comply with the TCO requirements. • All retail space plans will be reviewed by 42/40 before the plans are submitted to TOV for review and 42/40 will provide a letter to each tenant that 42/40 has reviewed the tenant's plans. The tenant will submit this letter with its permit application. • The TOV will include in writing on every issued tenant finish permit, the Core and Shell Conditions of Approval. • All tenants must understand the review and permit process and it will be their responsibility to account for this process within their construction schedules and will not be the Town of Vail's responsibility. • Each tenant must submit an energy code compliance statement with its permit application. • Tenant contractors will stage their materials and equipment within their specific spaces. They will not be allowed to stage any materials or equipment elsewhere in the building. All deliveries will be unloaded at the G2 Loading Dock and immediately taken by elevator to the retail spaces. VRDC will coordinate any deliveries too large to fit in the elevators with the Town of Vail to be delivered through the pedestrian mall. • Retail tenants may stock merchandise in their spaces before the building TCO is obtained but may not open for business. Contractor Staging o Shaw Construction will maintain staging areas and temporary offices in the parking areas of G2 and G1 during construction. As additional levels 10/17/07 Final 8 The Arrabelle at Vail Square Completion And Turnover Plan are completed and delivered to VRDC, these staging areas will decrease in size based on parking requirements. o Before the TCO is obtained, Shaw Construction will provide to the Town of Vail a list of all materials and the quantities of those materials to be stored in the staging areas. ■ The staged materials will comply with the fuel load design of the sprinkler system. The fuel load criteria will be provided to Shaw by Steve Rondinelli of BCER. Egress o All exiting from the building required by code shall be maintained, including through the plaza and Town of Vail pedestrian mall. Building Exterior / Streetscape / Plaza o The following items and areas will not be complete for the December 3, 2007 TCO: Exterior Signage: • The following Exterior Signage items will not be complete for the December 3, 2007 TCO: • Vehicle Directory Sign at tunnel is installed without lettering • Project Directory Sign at Newsstand is installed without lettering • Newsstand Sign is installed without lettering • North and South Project Directory Signs will not be installed until spring 2008 • Light Pole Signage and Planter Hangers will not be installed until spring 2008 • Building Mounted Tile Signage will not be installed until spring 2008 • The following Exterior Signage is required for TCO: • Either permanent or temporary address signage must be installed for TCO. • TOV to inform VRDC by October 15, 2007 of any wayfinding signage that must be in place for the TCO. Temporary signage will be used until the spring construction season if any signage is required. • The truck indicator sign for the dock will be installed before TCO. Snowmelt, Pavers, Colored Concrete, and other work will not be complete for the December 3, 2007 TCO at the following locations: • Sundial Plaza to Landmark Alley • Garfiinkle's Ramp 10/17/07 Final 9 The Arrabelle at Vail Square Completion And Turnover Plan • The temporary stairs at the Garfiinkle's deck will remain in place through the 2007 -2008 ski season. • There will not be access down the ramp to the skier yard during the 2007 -2008 ski season. • Access to the skier yard will be obtained from the temporary stair at Garfiinkle's or through the Arrabelle plaza. • Either temporary or permanent access will be maintained to the retail space and the TOV elevator at the east side of Building A. • Plaza Level South of Buildings A and B to the edge of the structural deck • All skier yard and beachfront work South and East of the structural deck Additional Streetscape items which will not be complete at TCO: • The two (2) firebowls South of Building A General Streetscape Notes: • No changes to the current scope of work which have not already been completed will be implemented before the TCO date. This includes any changes already issued to Shaw, changes discussed or proposed to date, and any future changes whether initiated by VRDC or the TOV. • Should the TOV find any items of construction which in their opinion differ from what it believes was approved or in their opinion needs to be changed for aesthetic or other reasons but does not constitute a code violation or pose a threat to public safety, the TCO will still be issued and the item(s) in question will be resolved by VRDC and TOV at the appropriate time. Building Exterior: • Balcony work on Building A and D will not be complete at the time of TCO: this includes waterproofing, heat mats, concrete topping, balcony rails, soffit framing, soffit sheathing and soffit finishes o The public will be protected from any and all on -going exterior construction with appropriate means and methods. Any scaffold still in place will be wrapped with appropriate visqeen to prevent any tools and materials from falling into public spaces. 10/17/07 Final 10 The Arrabelle at Vail Square Completion And Turnover Plan SIGNATURE PAGE ■ Barricades and fences will be used to separate the public from all construction activities. • No work on the balconies will occur over the 2007 Christmas holiday week. • Shaw Construction will present a plan to VRDC and TOV for the completion of the balcony work over the 2007 -2008 ski season. Shaw will not begin this work until the plan is approved by both VRDC and TOV. The Completion and Turnover plan as outlined on the previous pages has been developed by Vail Resorts Development Company, The Town of Vail, and Shaw Construction. All parties agree to the plan as outlined and will abide by it. 10/17/07 Final 11